HomeMy WebLinkAbout2008-006 RESOLUTION NO. 2008-006
RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT 2007-0208
(MASTER PLAN OF DEVELOPEMNT FOR 9-UNIT PD-7)
ON APN 030-283-005, Lots 2 and 3
(Adamski, Moroski, Madden & Green, LLP/MLW Holdings, LLC)
WHEREAS, an application has been received from Adamski, Moroski, Madden &
Green, LLP, P.O. Box 3835, San Luis Obispo, CA 93403, (Applicant), and MLW Holdings,
LLC, P.O. Box 604, Atascadero, CA 93423, (Property Owner) to consider a project consisting
of a Zone Change from RMF-16 (Residential Multi-family-16) to RMF-16/ PD-7 (Residential
Multi-Family-16 with a Planned Development Overlay-7) with corresponding Master Plan of
Development and Tentative Tract Map on a 1.86-acre site located at 6905 Navajoa Avenue,
(APN 030-283-005, Lots 2 and 3); and,
WHEREAS, the Planning Commission has recommended that the site's Zoning District
be changed from RMF-16 (Residential Multi-Family-16) to RMF-16 with PD-7 (Residential
Multi-Family-16 with a Planned Development Overlay-7); and,
WHEREAS, the Planned Development Overlay-7 requires the adoption of a Master Plan
of Development, approved in the form of a Conditional Use Permit; and,
�r.
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2007-0027 were
prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone
Change application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of
Development; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on January 15, 2008 studied and considered the Conditional Use Permit
2007-0208 (Master Plan of Development for 9-unit PD-7), after first studying and considering
the Proposed Mitigated Negative Declaration prepared for the project, and
WHEREAS, the City Council of the City of Atascadero, at a duly noticed Public Hearing
held on February 26, 2008, studied and considered Conditional Use Permit 2007-0208 (Master
a.
City of Atascadero
Resolution No. 2008-006
Page 2 of 32
Plan of Development for 9-unit PD-7), after first studying and considering the Proposed
Mitigated Negative Declaration prepared for the project, and,
.rrr
NOW, THEREFORE, the City Council of the City of Atascadero takes the following
actions:
SECTION 1. Findings for Approval of Conditional Use Permit. The City Council
finds as follows:
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance) including provisions of the PD-7 Overlay Zone; and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. The proposed use or project will not generate a volume of traffic beyond the safe
wr capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
6. The Master Plan of Development standards or processing requirements will enhance
the opportunity to best utilize special characteristics of an area and will have a
beneficial effect on the area; and
7. Benefits derived from the Master Plan of Development and PD-7 Overlay Zone
cannot be reasonably achieved through existing development standards or processing
requirements; and,
8. The proposed project will not result in substantial detrimental effects on the
enjoyment and use of adjoining properties; and,
�r
City of Atascadero
Resolution No. 2008-006
Page 3 of 32
SECTION 2. Findings for Approval of Tree Removal. The City Council finds as follows:
1. The trees are obstructing proposed improvements that cannot be reasonably designed
to avoid the need for tree removal, as certified by a report from the Site Planner and
determined by the Community Development Department based on the following
factors:
■ Early consultation with the City;
■ Consideration of practical design alternatives;
■ Provision of cost comparisons (from applicant) for practical design alternatives;
■ If saving tree eliminates all reasonable uses of the property; or
■ If saving the tree requires the removal of more desirable trees.
SECTION 3. Approval. The City Council of the City of Atascadero, in a regular
session assembled on February 26, 2008 resolved to approve Conditional Use Permit 2007-0208
(Master Plan of Development for 9-unit PD-7) and Tree Removal Permit subject to the
following:
EXHIBIT A: Conditions of Approval/Mitigation Monitoring Program
EXHIBIT B: Master Plan of Development
EXHIBIT C: Floor Plan A/B/C
EXHIBIT D: Floor Plan AB/C Elevations w/options
EXHIBIT E: Floor Plan D
EXHIBIT F: Floor Plan D Elevations
EXHIBIT G: Color Boards and Site Plan Color Key
EXHIBIT H: Preliminary Landscape Plan
EXHIBIT I: Tree Protection Plan
EXHIBIT J: Grading, Drainage and Utility Plans
EXHIBIT K: Improvement Plans
City of Atascadero
Resolution No. 2008-006
Page 4 of 32
On motion by Council Member O'Malley and seconded by Council Member Clay, the
foregoing Resolution is hereby adopted in its entirety on the following roll call vote:
AYES: Council Members Clay, Luna and O'Malley
NOES: Council Member Beraud and Mayor Brennler
ABSENT: None
ADOPTED: February 26, 2008
CITYj�7� SCADERO
By i e Brennler, Mayor
ATTEST:
Marcia McClure Torgerson, C.M.C.,
City Clerk
APPROVED AS FORM:
111��— A�
Brian Pierik, tity Attorney
am
City of Atascadero
Resolution No. 2008-006
Page 5 of 32
EXHIBIT A:Conditions of Approval/Mitigation Monitoring Program
arrr 9-unit Planned Development-7/CUP 2007-0157/ZCH 2007-0145/TTM 2007-0101
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
GP:Grading Permit PS:Planning Services
BP:Building Pearn BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Temporary WW:Wastewater
�
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 poc, ncy Ca CityAnomey
FI:Final inspection AMWC:Water Comp.
F0:Final Occupancy
Planning Services
1. The approval of this use permit shall become final and effective for the FM PS
purposes of issuing building permits thirty(30)days following the City Council
approval of ZCH 2007-140,ZCH 2007-0145 and ZCH 2007-0146 upon
second reading,unless prior to that time,an appeal to the decision is filed as
set forth in Section 9-1.111(b)of the Zoning Ordinance.
2. Approval of this Tentative Tract Map and Conditional Use Permit shall be FM PS
valid for two years after its effective date. At the end of the period, the
approval shall expire and become null and void unless an extension of time is
granted pursuant to a written request received prior to the expiration date.
3. The Community Development Department shall have the authority to approve FM PS
rrr minor changes to the project that (1) result in a superior site design or
appearance, and/or(2) address a design issue that is not substantive to the
Tentative Tract Map and that the Final Map is in substantial conformance with
the Tentative Map.
4. The granting of this entitlement shall apply to the property located at (APN On going PS
030-283-005) regardless of owner.
5. The Final Map shall be drawn in substantial conformance with the approved FM PS
tentative map, and in compliance with all conditions set forth herein, shall be
submitted for review and approval in accordance with the Subdivision Map
Act and the City's Subdivision Ordinance.
6. The subdivider shall defend, indemnify, and hold harmless the City of FM PS
Atascadero or its agents,officers, and employees against any claim or action
brought to challenge an approval by the city, or any of its entities,concerning
the subdivision.
7. The Tract Map shall be subject to additional fees for park or recreation FM PS
purposes(QUIMBY Act)as required by City Ordinance.
8. The emergency services and facility maintenance costs listed below shall BP PS
be 100%funded by the project in perpetuity. The service and
maintenance costs shall be funded through a community facilities district
established by the City at the developer's cost. The funding mechanism
must be in place prior to or concurrently with acceptance of the final maps.
The funding mechanism shall be approved by the City Attorney, City
rr Engineer and Administrative Services Director prior to acceptance of any
final map. The administration of the above mentioned funds shall be b
City of Atascadero
Resolution No. 2008-006
Page 6 of 32
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
ON/ GP:Grading Perm t PS:Planning Services
BP:Building Permit BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Temporary WW Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CACilyAllomey
FI:Final inspection AMWC:Water Comp.
F0:Final Occupancy
the City. Developer agrees to participate in the community facilities district
and to take all steps reasonably required by the City with regard to the
establishment of the district and assessment of the property.
■ All Atascadero Police Department service costs to the project.
■ All Atascadero Fire Department service costs to the project.
■ Off-site common City of Atascadero park facilities maintenance service
costs related to the project.
9. All tract maintenance costs listed below shall be 100%funded by the project BP PS
in perpetuity.
■ All streets, bridges, sidewalks, streetlights, street signs, roads,
emergency access roads, emergency access gates, and sewer
mains within the project.
■ All parks,trails, recreational facilities and like facilities.
■ All open space and native tree preservation areas.
too 0 All drainage facilities and detention basins.
■ All creeks, flood plains, floodways, wetlands, and riparian habitat
areas.
■ All common landscaping areas, street trees, medians, parkway
planters, manufactured slopes outside private yards, and other
similar facilities.
■ All frontage landscaping and sidewalks along arterial streets
10. The private open space feature at the corner of Atascadero Avenue and San Ongoing PS
Andres shall be maintained by the property owner. All landscape shall be
maintained in good condition and the site shall be kept free of litter and graffiti.
11. The developments approved with CUP 2007-0208 and CUP 2007-0219 shall BP/GP PS/PW
be developed together as one Master Plan of Development at as required by
the General Plan.
12. Prior to final map, the applicant shall submit CC&Rs for review and approval BP PS
by the Community Development Department. The CC&R's shall record with
the Final Map and shall include the following:
1. Provisions for maintenance of all common areas including access,
parking,street trees,fencing and landscaping in perpetuity.
2. Fencing design and locations
3. A detailed list of each individual homeowner's res onsibilities for
City of Atascadero
Resolution No. 2008-006
Page 7 of 32
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
ii11Y11 GP:Grading Pant PS:Planning Services
BP:Building Permit BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:CiyEngineer
TO:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CnciyAnomey
FI:Final inspection AMWC:Water Comp.
F0:Final Occupancy
maintenance of the individual units.
4. Residents shall keep all trash receptacles within the unit's
designated trash storage area.
5. Garages shall be maintained and used for vehicle parking.
6. No boats, RV's or other type of recreation vehicle may occupy a
guest or resident parking space, including within an individual
garage.
7. A provision for review and approval by the City Community
Development Department for any changes to the CC&R's that relate
to the above requirements prior to the changes being recorded or
taking effect.
13. Affordable Housing Requirement: As a General Plan required Master GP/BP PS,CA
Planned site(Master Plan of Development Overlay#12),the Affordable
Housing requirement shall apply to the 11 units approved for the subject sites
with ZCH 2007-0145 and ZCH 2007-0146.
strr
The applicant shall deed restrict a minimum of 1 residential unit for 30 years,
at the moderate income rate.
14. Workforce Housing: Prior to recordation of final map,the applicant shall enter BP PS,CE
into a legal agreement with the City to reserve 1/2 of the units for sale to
residents or workers within the City of Atascadero,including the affordable
units. The agreement shall include the following provisions:
■ The units shall be offered for sale to residents or workers within the City
of Atascadero for a minimum of 60-days. During this time period offers
may only be accepted from Atascadero residents or workers;
■ The applicant shall provide reasonable proof to the City that at least one
of the qualified buyers is a resident or worker within the City Limits of
Atascadero;
■ The Atascadero resident or worker restriction shall apply to the initial sale
only;
■ The applicant shall identify which units will be reserved;and
The City Attorney shall approve the final form of the agreement.
15. Approval of this permit shall include the removal of 8 Native Black Walnuts, BP PS,BS
totaling 310 inches dbh.The applicant shall be required to pay mitigation fees
or provide replantings on-site per the requirements of the Atascadero Native
Tree Ordinance. Any additional removals shall be subject to Planning
Commission approval.
16. The applicant shall work with staff to enhance the side elevation on Lot 8 BP PS
'�' facing Navajoa Ave,. The elevation shall include larger windows and added
City of Atascadero
Resolution No. 2008-006
Page 8 of 32
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
rr� GP:Grading Pernit PS:Planning Services
BP:Building Pernit BS:Building Services
Atascadero Avenue Triangle SIP:SubdivisionFD:FireDepadnent
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy Cn City Attorney
FI:Final inspection AtvMWC:Water Camp.
F0:Final Occupancy
architectural detailing, consistent with the front elevation. Additional
landscaping, including trees and tall shrubs shall be added to the side
setback on this lot. Fencing may not be located in the side setback next to
Navajoa Ave.
17. The columns on the wrap around porch on floor plan D (shown in Exhibits E BP PS
and F)shall be a minimum size of 6"by 6"square. Railings shall be added to
the wrap around porch.
18. All exterior elevations,finish materials and colors shall be consistent with the BP PS
Master Plan of Development as shown in EXHIBIT D and F with the following
modifications:
■ All exterior material finishes(siding,trim,doors,windows,light fixtures,
garage doors)shall be durable,high quality,and consistent with the
architectural appearance.
■ Stucco siding shall be smooth troweled or light sand finish.
• Roofs shall be architectural grade dimensional shingles.
19. Building colors shall be consistent with Exhibit G with the following GP/BP PS
modification:
■ The color"clay urn"identified in color scheme#1 shall be replaced with
a more muted color,consistent with the surrounding residences and color
schemes 2 through 5.
Final selection of colors and materials shall be subject to staff approval.
20. Garage doors shall be high quality,wood or carriage style doors. BP PS
21. All site development shall comply with the standards of the Planned BP PS,BS
Development 7 Overlay District.
22. All site work,grading,and site improvements shall be consistent with the BP/FM PS,BS,CE
Master Plan of Development as shown in EXHIBIT B.
23. All project fencing shall be installed consistent throughout the project,and GP/BP PS
located as shown in the approved Landscape Plan,subject to the following
modifications:
■ Fencing material and treatment shall comply with the PD-7 standards.
■ Final fence location shall be subject to staff approval.
■ Fencing within the front and corner lot setbacks shall be under 3 feet
tall.
drrr
City of Atascadero
Resolution No. 2008-006
Page 9 of 32
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
GP:Grading Permit PS:Planning Services
BP:Building Pernrt BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Temporary WW:Wastewater
CUP 2007-02081ZCH 2007-0145/TTM 2007-0101 Occupancy CA CityFWomey
FI:Final inspection AMWC:Waler Comp.
F0:Final Oocuparwy
24. A final landscape and irrigation plan shall be approved prior to the issuance of BP PS
building permits and included as part of site improvement plan consistent with
EXHIBIT J,and as follows:
■ All exterior meters,air conditioning units and mechanical equipment
shall be screened with landscape material.
■ All areas shown on the landscape plan shall be landscaped by the
developer prior to the final of any single building permit on-site.
■ Final tree list shall be submitted with building permits,subject to staff
approval.
■ Street and open space trees shall be minimum 15-gallon size and
double staked.
■ Front yard areas shall be landscaped with drought tolerant species,
subject to staff approval.
25. The wall/fence around the private park on Lot 1 shall be allowed to be built at BP PS
van a maximum height of 5 feet at the tallest point.
26. The commemorative tile on the'commemorative wall"around he private park BP PS
on Lot 1 shall be subject to staff approval
City Engineer Project Conditions
1. The applicant shall install curb, gutter and sidewalk along all property BP CE
frontages.All road frontages will be widened be City Standard.
2. This project is required to retain the difference between the undeveloped GP,BP CE
2 year storm run off and the developed 50 year storm runoff to mitigate
the increase runoff into the storm drain system. The project will use
individual drainage basin on each lot to handle the increased flow. The
basin will be underground "infiltrator' basins. Deep pit basins are not
allowed. When the basin becomes full, they will overflow into the new
curb and gutter through small drain pipe under the side walk.
3. The project engineer shall investigate the feasibility of installing 4 way GP, BP CE
stop control on Navajoa at San Andres Ave and Atascadero Ave.The
engineer shall present a schematic layout of a 4 way stop and produce
a warrant analysis in accordance with the Manual on Uniform Traffic
Control Devices.The City Engineer shall decide if the 4 way stops
shall be installed based on the information submitted. Improvement
cost required by the warrant analysis shall be the responsibility of the
City of Atascadero.
City Engineer Standard Conditions
ar
City of Atascadero
Resolution No. 2008-006
Page 10 of 32
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
i GP:Grading Poring PS:Planning Services
BP:Building Pemit BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Inprovement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CA City Attorney
FI:Final inspection AMWC:Water Comp.
F0:Final Occupancy
4. In the event that the applicant bonds for the public improvements required GP, BP CE
as a condition of this map, the applicant shall enter into a Subdivision
Improvement Agreement with the City Council.
5. An engineer's estimate of probable cost shall be submitted for review and GP,BP CE
approval by the City Engineer to determine the amount of the bond.
6. The Subdivision Improvement Agreement shall record concurrently with FM CE
the Final Map.
7. A six(6)foot Public Utility Easement(PUE)shall be provided contiguous GP, BP CE
to the property frontage.
8. The applicant shall acquire title interest in any off-site land that may be GP, BP CE
required to allow for the construction of the improvements. The applicant
shall bear all costs associated with the necessary acquisitions. The
applicant shall also gain concurrence from all adjacent property owners
whose ingress and egress is affected by these improvements.
9. Slope easements shall be obtained by the applicant as needed to GP, BP CE
accommodate cut or fill slopes.
10. Drainage easements shall be obtained by the applicant as needed to GP, BP CE
accommodate both public and private drainage facilities.
11. A preliminary subdivision guarantee shall be submitted for review in FM CE
conjunction with the processing of the tract map.
12. The final map shall be signed by the City Engineer prior to the map being FM CE
placed on the agenda for City Council acceptance.
13. Prior to recording the tract map, the applicant shall pay all outstanding FM CE
plan checklinspection fees.
14. Prior to recording the map, the applicant shall bond for or complete all FM CE
improvements required by these conditions of approval.
15. Prior to recording the tract map, the applicant shall submit a copy of a FM CE
valid tax bond.
16. Prior to recording the tract map, the applicant shall bond for or set FM CE
monuments at all new property corners. A registered civil engineer or
licensed land surveyor shall indicate by certificate on the tract map, that
corners have been set or shall be set by a date specific and that they will
be sufficient to enable the survey to be retraced.
itrrr
City of Atascadero
Resolution No. 2008-006
Page 11 of 32
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
it11ti1 GP:Grading Permit PS:Planning Services
BP:Building Permit BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:Ciy Engineer
TO:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CACity Attorney
FI:Final inspection AIviWC:Water Comp.
F0:Final Occupar cy
17. Prior to recording the tract map, the applicant shall submit a map drawn FM CE
in substantial conformance with the approved tentative map and in
compliance with all conditions set forth herein. The map shall be
submitted for review and approval by the City in accordance with the
Subdivision Map Act and the City's Subdivision Ordinance.
18. All existing and proposed utility,pipeline,open space,or other easements FM CE
are to be shown on the final map. If there are building or other
restrictions related to the easements, they shall be noted on the final
map. The applicant shall show all access restrictions on the final map.
19. Prior to recording the tract map, the applicant shall have the map FM CE
reviewed by all applicable public and private utility companies (cable,
telephone, gas, electric, Atascadero Mutual Water Company). The
applicant shall obtain a letter from each utility company indicating their
review of the map. The letter shall identify any new easements that may
be required by the utility company. A copy of the letter shall be submitted
to the City. New easements shall be shown on the tract map.
20. Prior to the issuance of building permits the applicant shall submit plans GP, BP CE
rrrr and supporting calculations/reports including street improvements,
underground utilities, composite utilities, and grading/drainage plans
prepared by a registered civil engineer for review and approval by the
City Engineer.
21. Prior to the issuance of building permits the applicant shall submit GP, BP CE
calculations to support the design of any structures or pipes. Closed
conduits shall be designed to convey the 10-year flow with gravity flow,
the 25-year flow with head,and provide safe conveyance for the 100-year
overflow.
22. Prior to the issuance of building permits the applicant shall provide for the GP, BP CE
detention and metering out of developed storm runoff so that it is equal to
or less than undeveloped storm runoff.
23. Drainage basins shall be designed to desilt,detain and meter storm flows GP,BP CE
as well as release them to natural runoff locations.
24. A mechanism for funding and maintenance of the storm drain facilities GP,BP CE
shall be provided.
25. Prior to the issuance of building permits the applicant shall show the GP,BP CE
method of dispersal at all pipe outlets. Include specifications for size &
type.
26. Prior to the issuance of building permits the applicant shall show method GP, BP CE
of conduct to approved off-site drainage facilities.
err
City of Atascadero
Resolution No. 2008-006
Page 12 of 32
Conditions of Approval I Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
t GP:Grading Permit PS:Planning Services
BP:Building Permit BS:Building Services
Atascadero Avenue Triangle SIP:SubdN'sion FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Temporary WW Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CACity Attomey
FI:Final inspection AMWC:Water Comp.
F0:Final Occupancy
27. Concentrated drainage from off-site areas shall be conveyed across the GP,BP CE
project site in drainage easements. Acquire drainage easements where
needed. Drainage shall cross lot lines only where a drainage easement
has been provided. If drainage easement cannot be obtained the storm
water release must follow the exact historic path, rate and velocity as
prior to the subdivision.
28. Applicant shall submit erosion control plans and a Storm Water Pollution GP, BP CE
Prevention Plan (SWPPP). The Regional Water Quality Control Board
shall approve the SWPPP.
29. All public improvements shall be constructed in conformance with the City GP, BP CE
of Atascadero Engineering Department Standard Specifications and
Drawings or as directed by the City Engineer
30. Off-site streets shall be improved consistent with the tentative tract map. GP,BP CE
31. Project shall include construction of curb,gutter and sidewalk along entire GP, BP CE
frontage.
�trrr 32. Alignment of frontage improvements shall be approved by the City GP, BP CE
Engineer.
33. All utilities shall be undergrounded on project frontage GP, BP CE
34. Applicant shall pay sewer extension (Annexation), Connection and BP CE
Reimbursement fees(if applicable)upon issuance of building permit.
35. Drainage piping serving fixtures which have flood level rims located below BP CE
the elevation of the next upstream manhole cover of the public or private
sewer serving such drainage piping shall be protected from backflow of
sewage by installing an approved type backwater valve. Fixtures above
such elevation shall not discharge through the backwater valve.
Mitigation Measures
Mitigation Measure 3.b.1: The project shall be conditioned to comply with all BP BS/PS 3.b.1
applicable District regulations pertaining to the control of fugitive dust(PM-10)
as contained in sections 6.3,6.4 and 6.5 of the April 2003 Air Quality
Handbook.
Section 6.3: Construction Equipment
• Maintain all construction equipment in proper tune according to
manufacturer's specifications.
• Fuel all off-road and portable diesel powered equipment, including but
not limited to bulldozers,graders,cranes, loaders,scrapers, backhoes,
generator sets,compressors,auxiliary power units,with ARB certified
motor vehicle diesel fuel(Non-taxed version suitable for use off-road).
Maximize to the extent feasible,the use of diesel construction
City of Atascadero
Resolution No. 2008-006
Page 13 of 32
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
'llr/ GP:Grading Permit PS:Planning Services
BP:Building Permit BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:Cily Engineer
TO:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CA,CityAtlomey
FI:Final inspection AMWC:Water Comp.
FO:Final Occupancy
equipment meeting the ARB's 1996 or newer certification standard for
off-road heavy-duty diesel engines.
Section 6.4: Activity Management Techniques
• Develop a comprehensive construction activity management plan
designed to minimize the amount of large construction equipment
operating during any given time period.
• Schedule of construction truck trips during non-peak hours to reduce
peak hour emissions.
• Limit the length of the construction workday period, if necessary.
• Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading,demolition and
building plan notes:
A. Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient quantities to prevent
airborne dust from leaving the site. Increased watering frequency would be
required whenever wind speeds exceed 15 mph. Reclaimed(non-potable)
water should be used whenever possible.
C. All dirt stockpile areas should be sprayed daily as needed.
D. Permanent dust control measures identified in the approved project re-
vegetation and landscape plans should be implemented as soon as
possible following completion of any soil disturbing activities.
E. Exposed ground areas that are planned to be reworked at dates greater
than one month after initial grading should be sown with a fast-germinating
native grass seed and watered until vegetation is established.
F. All disturbed soil areas not subject to re-vegetation should be stabilized
using approved chemical soil binder,jute netting, or other methods
approved in advance by the APCD.
G. All roadways,driveways,sidewalks, etc,to be paved should be complete
as soon as possible. In addition, building pads should be laid as soon as
possible after grading unless seeding or soil binders are used.
H. Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site.
I. All trucks hauling dirt,sand,soil,or other loose materials are to be covered
or should maintain at least two feet of freeboard(minimum vertical distance
between top of load and top of trailer)in accordance with CVC Section
23114.
J. Install wheel washers where vehicles enter and exit unpaved roads onto
streets,or wash off trucks and equipment leaving the site.
K. Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers with reclaimed water should be
used where feasible.
L. The contractor or builder shall designate a person or persons to monitor the
dust control program and to order increased watering,as necessary,to
prevent transport of dust off site. The name and telephone number of such
persons shall be provided to the APCD prior to land use clearance for map
r.nr recordation and land use clearance for finish grading of any structure.
City of Atascadero
Resolution No. 2008-006
Page 14 of 32
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
GP:Grading Permit PS:Planning Services
BP:Building Permit BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Tenporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CA CityAtomey
FI:Final inspection AMWC:Water Oomp.
F0:Final Occupancy
Mitigation Measure 3.b.2: The project shall be conditioned to comply with all BP BS/PS 3.b.2
applicable APCD regulations pertaining to Naturally Occurring Asbestos. Prior
to any grading activities at the site,the project proponent shall ensure that a
geologic evaluation is conducted to determine if NOA is present within the area
that will be disturbed. If NOA is not present,an exemption request must be filed
with the District(see Attachment 1). If NOA is found at the site the applicant
must comply with all requirements outlined in the Asbestos ATCM. This may
include development of an Asbestos Dust Mitigation Plan and an Asbestos
Health and Safety Program for approval by the APCD. Refer to the APCD web
page at http://www.slocleanair.org/business/asbestos.asp for more information
or contact Tim Fuhs of the Enforcement Division at 781-5912.
Mitigation Measure 3.b.3: Developmental burning of vegetative material is BP BS/PS 3.b.3
prohibited. Under certain circumstances where no technically feasible
alternatives are available, limited developmental burning under restrictions may
be allowed. This requires prior application, payment of fee based on the size of
the project,APCD approval,and issuance of a burn permit by the APCD and
the local fire department authority. The applicant is required to furnish the
APCD with the study of technical feasibility(which includes costs and other
constraints)at the time of application. For any questions regarding these
requirements,contact Karen Brooks of the Enforcement Division at 781-5912.
Mitigation Measure 3.b.4: Under APCD Rule 504,only APCD approved wood BP BS/PS 3.b.4
burning devices can be installed in new dwelling units. These devices include:
• All EPA-Certified Phase II wood burning devices;
• Catalytic wood burning devices which emit less than or equal to 4.1
grams per hour of particulate matter which are not EPA-Certified but
have been verified by a nationally-recognized testing lab;
• Non-catalytic wood burning devices which emit less than or equal to
7.5 grams per hour of particulate matter which are not EPA-Certified
but have been verified by a nationally-recognized testing lab;
• Pellet-fueled woodheaters;and
• Dedicated gas-fired fireplaces.
Questions about approved wood burning devices,should be refered to Tim
Fuhs in the Enforcement Division at 781-5912.
Mitigation Measure 4.e.1: The developer shall contract with a certified arborist BP BS/PS 4.e.1
during all phases of project implementation. The certified arborists shall be
responsible for monitoring the project during all phases of construction through
project completion,as follows:
(a) A written agreement between the arborist and the developer outlining a
arborist monitoring schedule for each construction phase through final
inspection shall be submitted to and approved by planning staff prior to the
issuance of building/grading permits.
trrr b Arborist shall schedule a re-construction meeting with engineering
City of Atascadero
Resolution No. 2008-006
Page 15 of 32
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
GP:Grading Permit PS:Planning Services
BP:Building Permit BS:Building Services
Atascadero Avenue Triangle SIP:Subdivision FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Temporary WW:Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy CaCilyAttorney
FI:Final inspection AMWC:Water Comp.
F0:Final Occupancy
/planning staff,grading equipment operators, project superintendent to
review the project conditions and requirements prior to any grubbing or
earth work for any portion of the project site. All tree protection fencing and
trunk protection shall be installed for inspection during the meeting. Tree
protection fencing shall be installed at the line of encroachment into the
tree's root zone area.
(c) As specified by the arborist report and City staff:
■ Prune all trees in active development areas to be saved for structural
strength and crown cleaning by a licensed and certified arborist;
■ Remove all debris and spoils from the lot cleaning and tree pruning.
■ In locations where paving is to occur within the tree canopy,grub only
and do not grade nor compact. Install porous pavers over a three-inch
bed of 3/4 inch granite covered with one-inch pea gravel for screeding. If
curbs are required, use pegged curbs to secure the porous pavers.
Pegged curbs are reinforced six to eight curbs poured at grade with a
one-foot by one-foot pothole every four to six linear feet.
■ All trenching or grading within the protected root zone area,outside of
the tree protection fence shall require hand trenching or preserve and
protect roots that are larger than 2 inches in diameter.
■ No grading or trenching is allowed within the fenced protected area.
■ Any roots that are 4 inches in diameter or larger are not to be cut until
inspected and approved by the on-site arborist.
(d) Upon project completion and prior to final occupancy a final status report
shall be prepared by the project arborist certifying that the tree protection
plan was implemented, the trees designated for protection were protected
during construction, and the construction-related tree protection measures
are no longer required for tree protection.
Mitigation Measure 4.e.2: BP BS/PS 4.e.2
1. All existing trees outside of the limits of work shall remain.
2. Earthwork shall not exceed the limits of the project area.
3. Low branches in danger of being torn from trees shall be pruned prior
to any heavy equipment work being done.
4. Vehicles and stockpiled material shall be stored outside the drip line of all
trees.
5. All trees within twenty feet of construction work shall be fenced for
protection with 4-foot chain link,snow or safety fencing placed per the
approved tree protection plan. Tree protection fencing shall be in place
prior to any site excavation or grading. Fencing shall remain in place until
completion of all construction activities.
6. Any roots that are encountered during excavation shall be clean cut by
hand and sealed with an approved tree seal.
7. Utilities such as water,gas, power,cable,storm drainage,and sewer
should be redirected from under the canopy of any trees that are to remain.
8. Where a building is placed within the canopy of a tree the foundation
should be redesigned so that it bridges across any root systems.
9. Any foundation or other structure that encroaches within the drip line of
trees to be saved shall be dug by hand.
'®'r 10. At no time shall tree roots be ripped with construction equipment.
City of Atascadero
Resolution No. 2008-006
Page 16 of 32
Conditions of Approval/ Timing Responsibility Mitigation
Mitigation Monitoring Program /Monitoring Measure
VMD GP:Grading Permit PS:Planning Services
BP:Building Permit BS:Building Services
Atascadero Avenue Triangle SIP:SubdlJsbn FD:Fire Department
Improvement Plans PD:Police Department
9-Lot Planned Development 7 FM:Final Map CE:City Engineer
TO:Ternporary WW Wastewater
CUP 2007-0208/ZCH 2007-0145/TTM 2007-0101 Occupancy Ca City Attorney
FI:Final inspection AMWC:Water Cone.
F0:Final Occupancy
Mitigation 5.d.1: Should any human remains be discovered on the property,all Ongoing PS 5.d.1
work on the project should stop and the County Coroner contacted. If the
human remains are identified as being Native American,the California Native
American Heritage Commission (NAHC)should be contacted at(916)653-
4082.
Mitigation Measure 6.b.1: All cut and fill slopes shall be hydro seeded with an BP BS/PS 6.b.1
appropriate erosion control method (erosion control blanket, hydro-mulch,or
straw mulch appropriately anchored)immediately after completion of earthwork
between the months of October 15 through April 15. All hydroseed mix shall be
native species. All disturbed slopes shall have appropriate erosion control
methods in place. Duration of the project: The contractor will be responsible
for the clean up of any mud or debris that is tracked onto public streets by
construction vehicles.
Mitigation Measure 8.e.f.1: The developer is responsible for ensuring that all BP BS/PS 8.e.f.1
contractors are aware of all storm water quality measures and that such
measures are implemented. Failure to comply with the approved construction
Best Management Practices will result in the issuance of correction notices,
citations, or stop orders.
.Irr
Mitigation Measure 11.d.1: All construction activities shall comply with the City BP BS/PS 11.d.1
of Atascadero Noise Ordinance for hours of operation.
am
City of Atascadero
Resolution No. 2008-006
Page 17 of 32
EXHIBIT B:Master Plan of Development/Site Plan
+lrr
T _ _.
,.M..
3nN3AV s3aaNv
17
OD
10
� 1
\,,. v hof,, un f N• g
'4,x,,,5 ``� ����� I?� 1 � S� f I•itE};�7SI
<(l OW,oil,
r 1 1
0 , a f r
LJ I '
W \ 11
LL
¢'
� oz 4. i',
a
J � �;,
I .,r'I I1 x,1111
a le 6�
�
�Q1.: 61�i46t= [1� l� 6d : r '���f� `�`yti\�o ➢Ma( � Ali �E_ 1df I
<. 5A Cn
...�-...-.re-..rte.-a.....-.
City of Atascadero
Resolution No. 2008-006
Page 18 of 32
EXHIBIT C: Floor Plan AIB/C
rrr
,al�
A
X
8
.............
M.BDRM
MNG
....... ....
`x
177
-----------
Rl�
GARAGE
DINING
"-7
ENTRY j
City of Atascadero
Resolution No. 2008-006
Page 19 of 32
EXHIBIT D:Floor Plan AIB/C Elevations and Options
+sir
lij
3 � a 6t ax tt
s " g7 783 t i q j 5 "' "•,
@ v
} �
l �E
E
W1,
Y F tt
�715k t w, 15 iC S: iTi \ 1 I
3 � N
t IIN
,114�iffltj,
IT
11 D
J
,RO {r{
MM
Jij
n d �
City of Atascadero
Resolution No. 2008-006
Page 20 of 32
EXHIBIT D: Floor Plan A/B/C Elevations and Options
rrrr
ij
. j;
I'
M
lel ,
Vl
'r
� [k v
IM
t
jrfo r
rl fy
r'
t ' .
T
err V1,
t
MV
tM
€
f
para
3 d�'y�
7 It 9€ 3 I € ...... ...».,.
3 y3 1
City of Atascadero
Resolution No. 2008-006
Page 21 of 32
EXHIBIT E: Floor Plan D
vow
IT
� I
400 ck,
�A
Lf£
R
�p M.
.e
,a
too
IF
AM P111-10M
ry n,
c+nand �"
t
3
� 1m -
+Yrrr
City of Atascadero
Resolution No. 2008-006
Page 22 of 32
EXHIBIT F: Floor Plan D Elevations
vow
C [j Cl � 0
hn
Doi
FRONT
i� �� wMwnrn+,a.rvu„xumuw�w "" "*• �.�`t.'J
C).....
S
y.
City of Atascadero
Resolution No.2008-006
Page 23 of 32
EXHIBIT F: Floor Plan D Elevations
i I 1
i I
� I
tri �«ti
I
1 I i
I i
I i
I
0
City of Atascadero
Resolution No. 2008-006
Page 24 of 32
EXHIBIT G: Color Boards and Site Plan Color Key
rrr
t
e .�e x
�l
_.� T— ------ -- 1
L
am
s
1
a
k i n i
�� I
A
1! lit
Ali
loom ' s
AQ
�.. k
m
[ c
s
Ia �' «.,.
_ °ti - @ —•...,'{' Y � � ass 5 a �#�
"• � } ! M j !lit k Y
HMO ch
E
� VVV y
City of Atascadero
Resolution No. 2008-006
Page 25 of 32
EXHIBIT G: Color Boards and Site Plan Color Key
■rr
DESIGN
[RECEIVED
�.t
OCT 1 8 2007
Gearhart Stock Residences
Atascadero, CA COMMUNITY DEVELUP-!
Color Scheme#1 __..
August 31,2(X)7
A.
Frazee#'180=, "Clav Urn"
Flat Exterior Finish
41an Body
rrrr ,�
B.
Frazee#8685 -IVoodlet"
Lo-Sheen Exterior Finish
Accent Trim and Doors'
r
C.
Frazee#8212 "Miller'"
Lo-Sheen Exterior_Finish,
Doors a.nd W" indow Trim,Eaves,Facras,Posts,etc.
City of Atascadero
Resolution No. 2008-006
Page 26 of 32
EXHIBIT G: Color Boards and Site Plan Color Key
+rrrir
Color Scheme#2__
August 31.2007
A.
Frazee#8215 "Rittersall Brown"
Flat Exterior Finish
Main Body
Frazee#8276 "Mesquite Canyon"
Lo-Sheen Exterior Finish
Accenf'T`rfrn and Doors
C.
Frazee#8212 "Millet"
Lo-Sheen Exterior Finish
Doers and Window Trim,Eaves, Facias, Pasts,etc.
rr
Color Scheme#3
August 31,2007
A.
Frazee#8174 "Fentand"
Flat Exterior Finish
Mein Body
B.
Frazee#859-5 "Elfin Court"
Lo-Sheen Exterior Finish
Accent 1"i i in and Doors
C.
Frazee#8212 "Millo
Lo-Sheen Exterior Finish
Doors and Window Trim,Eaves,Facias,Posts,etc.
�rrr
City of Atascadero
Resolution No. 2008-006
Page 27 of 32
EXHIBIT G: Color Boards and Site Plan Color Key
wrrr
C& : hemp#4 .................
October
4,20Q7
3 t A.
r Frazee#8693 "Stucco Greige
Flat Exterior Finish
;r,•!.r• �
,bin Body
B.
Frazee#8665 "°Gristinill"
Lo-Sheen Exterior Finish
Acceni Trim and Doors
C.
Frazee#821-1 '".19illet"
1,,o-Sheen Exterior Finish.
Doorsand W1 f"rirn,Eaves.Facial,Posts,etc. —
r
Gorr Scheme#S
October 4,2007
A.
Frazee#8644 -Seal Bach
Flat Exterior Finish
Main t3ody,
B.
Frazee#8755 "Spicenut
I-o-Sheen Exterior Finish
Accent Trim arid D rs
C.
Frazee#8212 "Alillet"
Lo-Sheen._Eater r.l~..... _
Doors and Window Trim,Lives,Facias,Posta,etc.
i
rrrer
City of Atascadero
Resolution No. 2008-006
Page 28 of 32
EXHIBIT H: Preliminary Landscape Plan
wr
Val
� a
. v.
3
v
3
E .
ILO
z
v .
z
ay e M
L a
y
�� d6
9
City of Atascadero
Resolution No. 2008-006
Page 29 of 32
EXHIBIT 1:Tree Protection Plan
wr
_ 3nN3Atf 93i(EINY NY5 -77
AL
- r
F i
r +
` � ,
t
# ` }
a
� ��t},i��q, \ \ '..f"' a" �_ � ✓ it � '
\0 ;
pill
I fill
i'
t r
I
\ /fy
City of Atascadero
Resolution No. 2008-006
Page 30 of 32
EXHIBIT J:Grading, Drainage and Utility Plans
JA
-----------
----------
'N*
._ .eF1A3A4.N
a ..:
Mj�
VVIL
R=
if i l E<
f
.IA
�
9
b mj
o Z�
IN
OIM
At'
IN
t
� 1
�V �4
aM jv_'�
4 a, it E
if f / r;l},It�
iffier 0 0 0
City of Atascadero
Resolution No. 2008-006
Page 31 of 32
EXHIBIT J:Grading, Drainage and Utility Plans
+rr
_ 14gg
1
if
i!
i
0:
�`\\•. �5 /. 1. /m �. a 3 :,E
p
filli inti
rt
VOMI
Lu
, y{
i�
5
cl: VI,
low
City of Atascadero
Resolution No. 2008-006
Page 32 of 32
EXHIBIT K: Improvement Plans
UM
�� .�.', ` _✓'�-°H`.a 59tlflyY NYS�f•� "�Si —"-- 7r. Q � I x-
i
a
�Ci@
r !}�7F:i��ii
�/ja
gig
r 4